Interior Architecture Advanced Studio Arizona State University Spring 2019
RACHEL MARIE FRAIL
13 9 TOWNSEN D SA N F RA N C I S C O
D ESIGNE R'S NOTE
I am passionate about readapting historical structures to meet the demands of today’s world while preserving the character of yesteryears. For the 139 Townsend project, I focus on the honesty of materiality while capitalizing on the existing aesthetic of the 1909 warehouse. When I first discovered 139 Townsend, the atmosphere struck me with an undeniable curiosity for the past, and the life of the structure. The heavy timber columns and exposed brick are weathered to perfection, and the suite exudes a balance of decay and resilience. The mood of the interior is one that could only be discovered; a new build could never capture the ambiance of such a space. The following proposal for the 139 Townsend suite will focus on the celebration of the existing structure while balancing preservation of materiality and adaptation of functionality.
Rachel Mari e Frai l
COVER ART by anonymous
CO NTE NTS
THE CLIENT & PROGRAM
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CONCEPT DEVELOPMENT
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HISTORICAL TEXTURE 14
COLOR RATIONALE 16
ACTIVITY-BASED 18
OPTIMIZING ENVIRONMENTS
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FLOOR PLANS 24
EXPERIENCE SUITE 150
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RECEPTION & FLEX SPACE 30
COWORKING & CONFERENCE 42
AMENITIES 56
PARTNER SUITE 70
FINISHES, LIGHTING & ACOUSTICS
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CODE ANALYSIS
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TH E C L I E N T & PR O G RA M ILF Expands to SOMA
MEET ILF ILF is an international law firm specializing in the technology and life science industries. They are the premiere legal advisor for many of the tech startups and conglomerates in the San Francisco area, and their counsel often extends to venture firms, private equity firms, and investment banks servicing the technology sector. ILF focuses on addressing principal challenges faced by the management, boards of directors, and shareholders. The firm is nationally recognized for providing high quality services to address the legal solutions required by the firm’s clients in the industries of information technology, life sciences, energy and clean technology, media and entertainment, communications, retail, and financial services. The firm believes client service to be the cornerstone of their practice, and they strive to act as strategic partners to their clients by leveraging expertise to provide
innovative, responsive, and costeffective legal services. The firm acknowledges the difficulty of navigating the modern business, regulatory, and global landscapes, and ILF capitalizes on their knowledge and experience to assist in navigating their clients through today’s unprecedented challenges using state-of-the-art solutions. A SOMA LOCATION ILF maintains an existing San Francisco presence in the financial district and a headquarters at Palo Alto. However, the firm recently acquired a suite at the 139 Townsend location in the South of Market (SOMA) district to provide their employees and clients with an atmosphere deviating from the traditional law office. A driver for the new location is the need for a space that compliments the firm’s changing inter-workplace and external interactions with start-up clients. The SOMA office is to exist as an experimental office providing new
work settings for which internal and external teams can collaborate. The 139 Townsend location must exist as a hybrid between traditional offices (offices, meeting space, administration areas) and innovative work environments. The program is to include team spaces and locations designated for heads-down work. The key to the location is providing a variety of spaces for various work modes to align with the idea that there is 'no one way to work'. The SOMA district offers Oracle Park, museums and entertainment, shopping and dining options, and is close to public transit with several bus lines, the Muni light rail extension, and the CalTrain. The district is also home to many software and technology companies making the SOMA expansion a strategic move to be closer to ILF’s clientele. Some tech companies headquartered in the SOMA district include Ustream, Foursquare, Pinterest, LinkedIn, Trulia, Salesforce.com, Dropbox, Yelp, Airbnb, and Uber.
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139 TOWNSEND ILF’s new suite exists at 139 Townsend Street, a structure with a history spanning over one-hundred years. The 1909 warehouse was constructed following the devastation of the 1906 earthquake in San Francisco representing a period of recovery and rebirth for the city. The building features heavy timber construction and brick masonry. Structural seismic upgrades were added in 1988 and are prominent throughout the perimeter of the suite. The 139 Townsend structure is comprised of five floors. The total
area requiring renovation includes 3,700 SQFT on the ground floor and 10,205 SQFT on the second floor. The ground floor features a double-height space. However, there is an existing mezzanine extending into the volume that is currently inhabited by another tenant and is not permitted to be altered during the renovation.
SOMA TEAM The ILF SOMA team currently consists of seven partners, sixteen associates, and four administrative members. These are fluctuating numbers as ILF’s employees move between offices. The renovated design is to accommodate flexible functionality of space as clients are invited to work on site.
ILF also requests no alterations to be done to the existing stair, restrooms, and networking rooms. However, the entrance to the suite is to move from the street access to the lobby access and can be expanded to accommodate double doors.
ILF’s current SOMA presence is predominantly Caucasian and male which is consistent with the current demographics of the SOMA district. The office is assumed to be multi-generational and must cater to a wide variety of individual preferences.
ADDRESS 139 Townsend St Suite 150 San Francisco, CA 94107
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CO N C E P T D E VELO PM E N T
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History, Art & Innovation
HISTORICAL CHARACTER The historical character of the structure becomes a primary focus of the conceptual development as the client leased the space due to the exposed raw materiality featured throughout the suite. Tenants are paying a premium for architectural features such as heavy timber columns and exposed masonry; therefore, the intent of the renovation focuses on celebrating these details. Furthermore, the 1909 warehouse was built following the 1906 earthquake when the San
Francisco infrastructure saw devastation, and the structure remains a symbol of rebirth in an evolving world. Moreover, with the warehouse’s life extending past one-hundred years, the warehouse continues to wear many hats throughout its lifetime showing resiliency in a rapidly evolving city. The design proposal hopes to capture this balance of rebirth through innovation embedded in the resiliency of this timeless structure.
from the immediate SOMA area to assist in supporting local art.
LOCAL REPRESENTATION San Francisco is well-known for the city’s abundance of street art that represents the voice of the public. Therefore, bringing the artwork into the building assists in creating a sense of place characteristic of the city. A large problem with today’s global society is the mass reproduction of interiors; and this proposal seeks to provide an extremely unique experience for the user. Artists are to be selected
ACTIVITY-BASED The innovative interpretation of programming requirements allows the space to become extremely flexible for a wide variety of users including employees and clients. Through hot-desking, ILF can capitalize on space costing a premium in San Francisco, and employees enjoy the freedom to decide how and where they would like to work without being tethered to a monotonous environment.
This application of street art also seeks to give back to the public and engage the community. The artwork showcased in this interior is intended to be viewed from the interior of the space as well as from the street view. The presence of the visible artwork from the sidewalk provides the community with a visual reprieve and draws the eye toward the interior.
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DRIVING FACTORS The concept of the proposed design lies in three driving factors: historical character, local representation, and activitybased planning. The idea is to merge the structure’s aesthetic with innovative programming and SOMA art to create a workplace reflecting the city of San Francisco.
A BALANCE OF DECAY & RESILIENCE
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HISTORICAL TEXTURE Existing Palette
Existing materials including heavy timber construction, exposed brick, and steel from the seismic bracing will be left exposed as much as possible to preserve the character of the structure’s interior. Additional industrial finishes will be added to compliment the warehouse mood including concrete countertops and steel door frames.
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Co lo r se le c ti o ns are i nsp i re d by a wo rk of S OMA stre et art by an unknow n arti st. Thi s wo rk of art p re se nts c alm i ng co lo rs i n an e ne rg eti c di sp lay of m ove m e nt. Co lo rs w i ll b e i ntro duce d thro ug ho ut the struc ture i n stre et art, aco usti c al ap p li c ati o ns, and f urni ture . S e le c ti o ns i ndi c ate d b e low are just a few of the co lo rs that w i ll ap p e ar thro ug ho ut the de si g n. Furni ture i n cowo rki ng lo ung e s w i ll p rov i de vari o us o p p o rtuni ti e s to p re se nt new co m b i nati o ns of co lo r c re ati ng m e m o rab le e nv i ro nm e nts.
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INTEGRATING TECH
ACT I V I T Y-BAS ED AN INNOVATIVE WORKPLACE
Research shows individuals have higher job satisfaction when they are provided a choice of working environments. Therefore, the proposed design follows activity-based planning methods. This strategy uses hot-desks to create a mobile office for people to move around throughout the day depending on their current work mode. ILF can capitalize on existing desk booking software, Condeco, to ensure employees and clients are easily able to reserve their desired location (hot desk, private office, or conference room) using their smart phone. This software also allows users to find other users to ensure teams can locate their members within the suite. Using a hot desk strategy also allows teams to book conference rooms for extended periods of time while working on lengthy cases and then dismantle the case rooms once projects are completed. Overall, the strategy aims to eliminate the need for private offices (outside the partner suite) and empower employees to work where they are most comfortable. This strategy will require zoning programming by work modes (focus, collaboration, learning, and socializing) instead of by department or title. Outside the partner suite, the only individuals with designated desks are to be administration staff for accessibility purposes. All other individuals are provided a large locker for storage of personal items and office needs.
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GROUND
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ACTIVITY- BASE D D IAGRAM
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BOOKABLE WORKSPACE DESIGNATED DESKS SECOND 1/16" = 1'-0"
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O PT I M I Z I N G SPAC E Four Essential Work Modes
WORK MODES Through an activity-based plan, the square footage of the suite becomes optimized for consistent functionality. Upon visiting the SOMA location, most of the firm’s private offices were observed to be empty during Friday’s workday. Therefore, by eliminating private offices, the valuable square footage becomes available to teams or individuals requiring a couple hours of heads-down work.
quiet. For example, on the second floor, the library is on the farthest corner from the pantry, the most social location. There are also bookable private offices on the first and second floor for the days when an office is necessary.
The space planning strategy for the program uses the four essential work modes (focus, collaboration, learning, and socializing) as outlined by President of Strong Project, Jeff Pochepan.
COLLABORATION Collaboration should not be forced, and medium sized conference rooms of around 3-5 individuals encourage impromptu meetings. For this reason, the programming was expanded from the required two medium sized conference rooms to four. These conference rooms are dispersed throughout the space and can hold up to nine individuals each.
FOCUS Focus requires quiet spaces where there would exist limited interruptions. These quiet spaces include locations such as the library and ground floor hot-desks. The locations are secluded from the distractions of others and general office noise. They are strategically positioned to remain
Smaller offices for two individuals are also available for team tasks or individual heads-down work, and shared offices for up to eight individuals are located on the North end of the second floor. These large shared offices can be used as case room clusters, informal meeting rooms, or bookable desks.
LEARNING Learning occurs in formal and informal environments (both training rooms and lounges for independent study). The large conference room and all medium conference rooms contain desk configurations that come apart to create training environments. There are also four coworking lounges located throughout the suite for informal learning opportunities. SOCIALIZING Socializing is often an overlooked work mode; however, it is essential to recharge to maintain an adequate level of productivity and job satisfaction. For this purpose, there are many opportunities to socialize throughout the design. The large coffee-shop style coworking lounge on the ground floor acts as an ‘escape from the office’ for moments of refuge. Moreover, the large pantry on the second floor also provides many opportunities for impromptu discussions and meetings over a cup of coffee.
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COLLABORATION
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25 GROUND 1. Reception / Wet Bar 2. Coffee Bar 3. Coworking Lounge 4. Bookable Workstations 5. Medium Conference Room 6. Bookable Private Offices 7. Heads-Down Workstations 8. Pantry 9. Storage 10. Network Room 11. Lockers 12. Bike Storage 13. Single-User Restroom MEZZANINE
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14. Medium Conference Room 15. Stage / Beverage Station
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1. Coworking Lounge 2. Medium Conference Room 3. Bookable Workstations 4. Bookable Private/Shared Offices 5. Pantry 6. Lockers 7. Network Room 8. Mail & Copy 9. Single-User Restroom 10. Mother's Room 11. Women's Restroom 12. Men's Restroom 13. Electrical 14. Storage 15. Medium Conference Room w/ Beverage Station 16. Partner Suite - Designated Private Offices 17. Partner Suite - Coworking Lounge 18. Partner Suite - Pantry 19. Library 20. Phone Booths 21. Administration w/ File Storage 22. Large Conference Room
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RECEPTION & FLEX SPACE
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A Memorable Experience
This space features large-scale street art painted on acoustical wood plank systems. These art walls create a compelling display for individuals in and outside the structure. The art reflects the public through the authenticity of the SOMA art form while further engaging the community through visibility. Moreover, these panels act to dampen acoustics in the space, as the ground floor is meant to act as an occasional event venue. A mezzanine is added containing a medium size conference room with beverage bar and “stage� area. During events, the mezzanine can serve as a stage for presentations, announcements, or entertainers. All the furniture located in the flex space can be stored in the ground floor storage room during events.
1/4" = 1'-0"
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Capitalizing on the double-height space on the ground floor, a grand entrance is formed off the lobby. The reception intends to create an inviting and compelling atmosphere for which to entice clients to work in the space. The ground floor is laid out much like a coffee shop with views to the street, and complimentary snacks and beverages are provided for the users through the coffee bar along the northeast wall. Bookable private offices are located directly off this reception and flex space to provide convenience for quick client meetings or phone calls. Moreover, a built-in bench at the entrance provides plenty of seating for reception and maintains user visibility to the activity of the flex space. This also acts as a touch-down spot for employees coming and going from the office.
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1. TOPLINE ACOUSTICAL WOOD PLANK SYSTEM Woodtrends 13/3 Topline product, Unfinished to be painted by a local artist 2. MIXX INDUSTRIAL METAL BENCH Urbia, metal & concrete finish 3. BANKSIDE ARMCHAIR BY JASPER MORRISON Collection: B&B Italia Project, Divina 3 Enamel Fabric Finish 4. CONCRETE SIDE TABLE Lucca & Co., matte gray finish 5. PAINT Sherwin-Williams SW7005 Pure White
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6. FILZFELT ACOUSTICAL WALL SOLUTION ARO Plank 1, color #540 7. GLASS GLOBE MOBILE 8-ARM CHANDELIER 79" RH Designers Rudi Nijssen & Dominique Sente
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A SOCIAL ENVIRONMENT 3
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The space provides a social environment for individuals to have informal meetings and social breaks. The visibility to the street creates an open environment where one can feel connected to the local surroundings. The space features high ceilings with an abundance of exposed building materials to contrast the artwork on the acoustical panels.
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The reception desk sits in the center of the space and divides the space into smaller zones. This allows individuals to maintain their privacy while they use the space and prevent one from feeling ‘on display’.
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CABINET DOOR DETAIL 1:16
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RECEPTION
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The casework located behind the reception desk doubles as a wet bar complete with bar sink, kegerator, undercounter refrigerator and ice maker. The custom cabinetry is designed to fold flush into the assembly when the bar is in use and securely lock the bar when appropriate. The reception desk, made from concrete and walnut, provides multiple counter heights to comply with ADA while maintaining a comfortable bar height for serving. Moreover, the reception desk extends under the counter providing screen privacy for the administrative staff.
FLEX SPACE Overall the space is meant to encourage socialization in a more casual setting while also facilitating impromptu meetings and moments of collaborative thought. For day-to-day functionality, the flex space offers workstations, high-top bar tables, and a coworking lounge. Due to the abundance of street art in this space, the material selection for furnishings are kept to walnut and concrete except for acoustical wall solutions and accent armchairs.
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COWORKING & CONFERENCE Creating Opportunities for Conversation
The second floor coworking facilities include two coworking lounges, medium and large conference rooms, six bookable offices, and two large shared offices. All workstations and conference rooms are bookable through the Condeco application and lounges are first-come-first-serve. The designated administration staff sits on the southeast corner of this coworking zone as a resource to the employees. Files are stored with the administration staff and long-term file storage overflows to the library. The major circulation corridors are intentionally wide as the coworking will receive the most foot traffic of the second floor. Therefore, the most chance encounters will occur in the areas of circulation. For this reason, hallways are wide to encourage individuals to pause and have those important conversations in passing. The coworking and conference areas introduce a variety of paint and acoustic colors to contrast the weathered materiality of the structure. Painted acoustic wood plank systems continue from the ground floor up the stairs and down corridors to the pantry and library as a form of wayfinding to the amenities. Moreover, the furniture and light fixtures maintain an industrial style and are contrasted by brightly colored upholstered sofas and arm chairs. A custom, geometric, acoustical light fixture is also presented above the stairs. The geometric design eludes to San Francisco’s foggy clouds by producing a diffused light through the cloud abstraction.
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45 1. PAINT Sherwin-Williams SW6323 Romance 2. FILZFELT ACOUSTICAL WALL SOLUTION ARO Plank 1, color #378 3. FILZFELT ACOUSTICAL WALL SOLUTION ARO Plank 1, color #131
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1. KINETIC 2-TIER CHANDELIER RH Designer Jon Sarriugarte 2. HALF INCH REEDED GLASS DOOR Architectural Glass, Product ID# GL 785-10 3. WALNUT MILLWORK Walnut millwork throughout project. 4. JULIET ARMCHAIR By Nathan Anthony
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5. GREGORY SIDE TABLE Urbia, fiber-reinforced concrete
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6. CASPER CLOAKING TECHNOLOGY Designtex, applied to shared office door glass
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BOOKABLE OFFICES
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The bookable offices on the second floor allow for a further layer of choice for the user. The offices face coworking lounges and each are outfitted with a reeded glass garage door. The user determines based on their work mode whether they would prefer to open their office up to the coworking lounge or maintain their privacy for headsdown work. Leaving the garage doors up allows for impromptu conversations when the user is open to minor interruptions and a social atmosphere. Moreover, all bookable offices (private and shared) are outfitted with A/V monitors for sharing content. The UpLift desk is provided in all rentable workstation locations providing users with the option of a seated or standing position in which to complete their work.
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1 1. GEORGE SOFA Designer Antonio Citterio, Collection: B&B Italia Project Finish Fabric Sidro Yellow 2. LOGAN COFFEE TABLE By Urbia 3. UPLIFT DESK Solid Walnut, Configuration to vary based on location. 4. SILHOUETTE ARMCHAIR Cassoni Furniture & Accessories Finish Fabric Caviale Leather 5. HAND-CARVED ALABASTER RECTANGULAR SCONCE 18" RH, Specified for bookable office interiors
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Conference rooms are standardized for ease of use and capitalize on acoustic solutions. Casper Cloaking Technology is used to ensure privacy on glazing while continuing to bring daylight into the central coworking lounge. Moreover, shade pockets, roll shades, and drapery are available to blackout daylight for visual presentations if necessary. Conference rooms, when not booked, are open for family-style coworking. Moreover, the conference room tables split apart into smaller tables for training or small group work.
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CONFERENCE ROOMS
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1. PAINT Sherwin-Williams SW6323 Romance 2. GARBO CONFERENCE ARMCHAIR Cassoni Furniture & Accessories Designed by Umberto Asnago Finish Fabric Caviale Leather 3. BOULE DE CRISTAL ROUND CHANDELIER 48" RH Designer Jonathan Browning
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4. FILZFELT ACOUSTICAL WALL SOLUTION ARO Plank 1, color #378
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5. SPIN VOGLAUER CHAIR Voglauer Stackable SEGP35
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AMENITIES
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Improving Job Satisfaction
The 139 Townsend renovation provides ILF employees and clients with various amenities to improve their overall job satisfaction. Amenities include two breakroom-style pantries, a library, and a locker room with bike storage. The amenities are provided to assist in facilitating a productive and efficient work environment; however, they also aim to improve the health and wellness of ILF’s employees. The large pantry on the second floor includes all the breakroom necessities and full coffee bar. Off the pantry, there are lockers, mail/copy room, a singleuser restroom, and a mother’s room. The location of the mother’s room provides privacy and easy access to single-user restroom facilities, storage lockers, and in-room sink and undercounter refrigerator. The mother’s room also features multiple seating options and a workstation for convenience. The single-user restroom also includes shower facilities for individuals who choose to cycle to work or exercise on their lunch break.
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The pantry and surrounding resources allow users to start their workday picking up their mail, retrieving items from their locker, putting their lunch in a shared fridge, and grabbing their morning coffee all in one location. With the foot traffic of individuals coming to and from their lockers, the pantry becomes the social hub of the second floor promoting socialization and bonding between team members.
NATURAL LIGHT The pantry is located on the NW side of the structure providing the space with a view of the street and the best natural light quality available on the second floor as the light remains unencumbered by surrounding structures.
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1. COMPASS BAR TABLE By District Eight 2. CONCRETE COUNTERTOPS TrueForm Concrete - Graphite 3. ASSEGAI PENDANT Designer Adam Markowitz 4. VERTICAL GARDEN Promoting healthy eating habits 5. SUBZERO-WOLF APPLIANCES Walnut finishes 6. VOGLAUER BAR CHAIR Barstuhl BAH35, height adjustable
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The pantry also features a vertical garden promoting health and wellness through a connection to nature. Employees can grow their own vegetables creating a community atmosphere through shared interest and group commitment to a nonwork-related activity. This vertical garden not only promotes healthy, sustainable eating habits but also assists in bonding team members.
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The library is the quiet section of the second floor and includes noisecancelling phone booths. This amenity provides users with the ability to “hide away” from the social atmosphere of the coworking space to complete heads-down work. The library features booth-style seating and individual workstations.
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LIBRARY
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FILZFELT AKUSTIKA 25 BAFFLE Vertical orientation with angular cut Color #100
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1. HAND-CARVED ALABASTER SCONCE 10" RH, Specified for library booths. 2. GK ACOUSTICS 242 ACOUSTC PANEL Guilford of Maine FR701 Upgrade - Silver Papier 538 Custom configuration required 3. WALNUT MILLWORK Walnut millwork throughout project.
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LOCKER ROOM A large percentage of ILF employees cycle to work; therefore, a locker room with indoor bike storage is available on the ground floor. Lockers are also available in this location near a singleuser restroom complete with shower facilities.
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The availability of the locker room aims to increase the number of employees who currently cycle to work to improve overall employee health and wellbeing.
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1/8" = 1'-0"
PARTNER SUITE Earned Exclusivity
The partner suite offers the traditional benefits associated with achieving success in the law practice including private offices, a designated partner pantry, and exclusive coworking lounge. The suite aims to provide partners with an executive experience worthy of their title. These environments allow the partners to remain collaborative within their cohort and continue to promote impromptu meetings necessary for effective collaboration. The space also offers a greater amount of privacy due to the sensitive conversations and confidential information characteristic of upper-level employees. The partner suite is situated on the east corner of the second floor next to the library. These programs are strategically adjacent creating a quiet zone across the entire southeast portion of the second floor. Moreover, the partner suite uses four windows to assist in daylighting all ten of the private offices using clearstory windows on internal walls. All private offices are enclosed using a reeded glass door when privacy is required, and doors can be neatly folded up when not in use creating an open, inviting environment. Moreover, the partner suite uses multiple acoustical strategies including wall applications previously introduced throughout the project and suspended baffles. Overall, the suite design balances open verse closed environments to fulfill the needs of privacy while continuing to foster collaboration.
PARTNER SUITE SW
1/2" = 1'-0"
71
NICE PLACE TO STAY
2 4
1
3
KEY
1. PANTRY - SW
2. PARNTER SUITE - NW 1/8" = 1'-0"
4. PARTNER SUITE - SW
5. OFFICE - SW 1/8" = 1'-0"
SPRING
19
PARTNER OFFICE Partner offices offer storage, workstations, and a desk for social work modes. The wall finishes include acoustical applications and reflective tile to bounce light into the space. 6 5
7
73 N
1/8" = 1'-0"
3. PARTNER SUITE - NE
6. OFFICE - NW 1/8" = 1'-0"
1/8" = 1'-0"
1/8" = 1'-0"
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1/8" = 1'-0"
7. OFFICE - NE 1/8" = 1'-0"
PARTNER SUITE - NE
2 1
5
3 4
SPRING
19
1. GARBO EXECUTIVE ARMCHAIR Cassoni Furniture & Accessories Designed by Umberto Asnago Finish Fabric Caviale Leather 2. HAND-CARVED ALABASTER CYLINDER PENDANT 14" RH, Hung in clusters in partner offices 3. TOBI-ISHI CONCRETE TABLE B&B Italia, Designed by Edward Barber & Jay Osgerby Anthracite Cement
1/4" = 1'-0"
75
4. ATOLL SOFA B&B Italia, Designed by Antonio Citterio Finish Fabric Kora Leather
OFFICE - NE 1/4" = 1'-0"
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5. GRANDE PAPILIO ARM CHAIR B&B Italia, Designed by Naoto Fukasawa Finish Fabric Serra Sky Blue
PARTNER LOUNGE The partner lounge creates an interactive atmosphere. The space is located in the circulation corridor of the suite; therefore, the space experiences the highest level of foot traffic. This increases the number of impromptu conversations the partners may experience with one another. These conversations facilitate more collaboration among the partners and limit the number of unnecessary formal meetings. Moreover, the entrance to the partner suite capitalizes on glass doors to separate the suite from the coworking space. The lounge is visible through the coworking corridor creating an atmosphere of transparency between the partners and associate-level employees.
76
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SPRING
19
77
1. LED STRIPS Detail of wall & ceiling integration 2. SPOT LIGHTING 423 Adjustable Beam 90CRI Palmona Monopoint
2
1
3. EPOXY METALLIC MARBLE Concrete overylay in neutral colors 4. FILZFELT ACOUSTICAL WALL SOLUTION ARO Plank 1 5. WALNUT Engineered harwood flooring 6. DALTILE PORCELAIN TILE Daltile Veranda Solids, Color: Gravel P501 7. TOPLINE ACOUSTICAL WOOD PLANK SYSTEM Woodtrends 13/3 Topline product, Unfinished to be painted by a local artist
3
4
5
6 7
SPRING
19
F INIS H ES, L I G H T I N G & ACO U ST I C S Creating a Functional Design
The main flooring throughout the suite is an epoxy metallic marble finish creating a shiny, reflective flooring. The coloring remains light and neutral to assist in reflecting light throughout the suite. The floors contain no grout lines, are durable, and easy to clean. The coworking lounges and conference rooms have walnut flooring embedded in the epoxied concrete. The walnut reaches into circulation corridors as a method of wayfinding to collaborative areas. Moreover, the walnut pattern ‘dissolves’ into the epoxied concrete eluding to the weather and decay of the original structure. The restrooms and locker room are outfitted using a durable, porcelain tile. The Daltile gravel color selection assists in hiding any dirt brought in by cyclists.
LIGHTING The general lighting throughout the 139 Townsend suite uses a combination of LED strips, cans and spot lights. The LED strips provide consistent indirect lightening by reflecting off feature walls, white walls, and ceiling components. LED strips are recessed into walls, ceilings and millwork for an integrated, custom finish. Cans and spot lights are used to compliment the indirect light of the LEDs. Recessed florescent cans are used in ceiling areas with a gypsum hard lid, and in spans containing exposed ceiling rafters, spot lights are installed between rafters creating adjustable direct lighting. The specialty lighting for the space takes on an industrial style to mirror the aesthetic of the suite and the history of the warehouse. The acoustic pendants provide a conceptual element showcasing diffused light reminiscent of foggy San Francisco mornings.
ACOUSTICS The strategy for acoustic control throughout the suite focuses on wall and ceiling applications with touches of decorative acoustic elements. As the suite remains largely open with interconnected spaces, acoustic control remains of upmost importance for dampening and absorbing conversations. Acoustical wood plank systems are feature walls throughout the suite using a street art finish. These become functional works of art that remain integral to the overall concept. Moreover, Filzfet products are used in conference rooms and private offices as textured wall applications, and acoustical baffles appear in the partner suite and phone booths. The conference rooms and library also use suspended acoustical clouds to compliment the wall applications. Decorative acoustic elements are also present throughout the suite including custom acoustic light pendants and textiles.
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FINISHES The space focuses on materiality of the 1909 warehouse’s timber, brick and steel and introduces walnut and concrete to compliment the existing palette.
79
GROUND
N
1/16" = 1'-0"
FINISH FLO O R P L AN
SPRING
19
EPOXY METALLIC MARBLE WALNUT SECOND
PORCELAIN TILE 1/16" = 1'-0"
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81
REFLECTE D CE IL ING P L AN
CEILING HEIGHT: 9'-9"
CEILING HEIGHT: 20'-1"
N CEILING HEIGHT: 9'-9"
GROUND 1/16" = 1'-0"
SPRING
19
83 CEILING HEIGHT: 10'-0"
EXPOSED BEAMS - EXISTING GYPSUM BOARD SECOND
SCONCE 1/16" = 1'-0"
CANS & SPOT LIGHTING PENDANT LIGHTING LED STRIP
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CEILING HEIGHT: 14'-4"
ACO USTIC D IAGRAM
N
GROUND 1/16" = 1'-0"
SPRING
19
ACOUSTIC WALL APPLICATION ACOUSTIC CLOUD SECOND
ACOUSTIC PENDANT LIGHTING 1/16" = 1'-0"
ACOUSTIC BAFFLES
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85
PROJECT SUMMARY
The renovation will be limited to the interior square footage provided on the ILF project summary on the ground and first floor of the existing SoMa warehouse. The design is not to exceed the boundaries of the existing structure nor to alter the historical integrity of the building. The current programming requested to maintain the current exist hallway on the ground floor; however, these terms are being negotiated. An additional locker room and ADA compliant restroom is being proposed with the approval of adjacent tenant and building owner to make space functional. Current entrance is to remain in place; however, entrance will be expanded to include double doors into the main lobby. Entrance at North entrance to the street will be eliminated. Existing mezzanine suspended between ground and second floor is to remain in tack and unaltered. New mezzanine to be constructed within existing suite. DETAILED SPACE INVENTORY Ground Level (1st Story): 3,700 sq. ft. Open Flex Space / Reception: 1600 sq. ft. • To include coworking tables during the day and events in the afternoons/evenings • To include a small coffee and snack bar • Reception to be located off new entry (2-3 waiting seats) • Reception includes administrative space • Reception to convert into a wet bar for events Pantry / Coworking: 750 sq. ft. • Pantry to be for internal use and must be accessible • To include a coworking lounge and a mix of social and heads-down workstations Individual Offices (qty 3): 120 sq. ft. each • To be bookable as private offices Medium Conference Room (8 P): 210 sq. ft. • To be used as a conference room, case room or training room • To include AV monitors and substantial acoustical applications Flex Storage (Furniture): 150 sq. ft. • To be used to store tables/chairs from coworking during events in flex space Network Room: 130 sq. ft. • Existing to remain unaltered Locker Room & Additional Restroom: 700 sq. ft. • Purposed solution to benefit Suite 150 and adjacent suite • To include bike storage and locker amenities • Restroom to be single user and include an accessible shower Mezzanine: 390 sq. ft. Medium Conference Room (8 P): 210 sq. ft. • To be used as a conference room, case room or training room • To include AV monitors and substantial acoustical applications Beverage Bar & “Stage”: 180 sq. ft. • Beverage bar to include an undercounter refrigerator and bar sink • “Stage” to be used for presentations, announcements, etc. during events
Second Level (2nd Story): 10,205 sq. ft. Coworking Lounge: 2360 sq. ft. • To include lounge furniture to informal work tasks and collaboration • To include areas of circulation Private Offices (qty 6): 110 sq. ft. • To be bookable as private offices • Includes A/V monitor Shared Offices (qty 2): 350 sq. ft. • Includes up to eight workstations and two A/V monitors • All furniture is reconfigurable to be used as case rooms or workstations Large Conference Room: 420 sq. ft. • Seats 10 with AV monitor and substantial acoustical applications • Built in wet bar with undercounter refrigerator and bar sink Medium Conference Room (8 P): 210 sq. ft. • To be used as a conference room, case room or training room • To include AV monitors and substantial acoustical applications Pantry: 920 sq. ft. • To include all equipment specified by ILF • To include separate coffee bar and snack station • To include locker storage and casework storage for folding chairs Mail Copy: 160 sq. ft. • Counter with upper and lower storage, plus 2 large printers Network Room: 120 sq. ft. • Existing to remain unaltered Mother’s Room: 160 sq. ft. • Requires sink, small fridge, seat and power for pump • To include a desk and storage Additional Restroom: 85 sq. ft. • To be single user and include an accessible shower Women & Men’s Multi-User Restrooms: 255 sq. ft. • Existing to remain unaltered Administration: 360 sq. ft. • Includes workstations for up to four designated individuals • To include readily accessible file storage • Files should be in lengths of 24” to 48” – 18” deep Library: 950 sq. ft. • Includes booths and individual heads-down workstations • Includes two phone booths • To include additional long-term file storage A/V Specific Medium Conference Room (8 P): 210 sq. ft. • To be used as a conference room, case room or training room • To include AV monitors and substantial acoustical applications • Only conference room without a window • Includes a beverage bar with undercounter refrigerator and sink Partner Suite: 1085 sq. ft. • Includes coworking lounge, pantry and circulation areas Partner Offices (qty 10): 120 sq. ft. each • To include a two-person table, built-in casework and workstation
OCCUPANT LOAD AND EGRESS GROUND FLOOR OCCUPANT LOAD AND EGRESS DATA AREA PER OCCUPANT
RECEPTION & FLEX SPACE COWORKING PRIVATE OFFICE (QTY 3) NETWORK STORAGE MEDIUM CONFERENCE ROOM LOCKER ROOM ADA RESTROOM TOTAL GROUND FLOOR
NO. OF
EXITS REQ. PER
(SQ. FT.)
FLOOR AREA (SQ. FT.)
IBC TABLE 1004.1.2 USE
OCCUPANTS
TABLE 1006.3.1
EXITS PROVIDED (FT.) PER TABLE 1006.2.1
COMMON PATH OF TRAVEL
TRAVEL DISTANCE (FT.) PER TABLE 1017.2
100 100 100 100 100 15 50 100
1600 750 120 130 150 210 620 80
Business Areas Business Areas Business Areas Accessory Areas Accessory Areas Assembly without Fixed Seats, Unconcentrated Locker Room Accessory Areas
16 8 6 2 2 14 13 1 62
1 1 1 1 1 1 1 1 2
2 2 2 2 2 2 2 2 2
50 < 100 44 < 100 35 < 100 22 < 100 19 < 100 21 < 100 0 < 100 14 < 100
191 < 300 128 < 300 120 < 300 74 < 300 86 < 300 102 < 300 52 < 300 52 < 300
NO. OF
EXITS REQ. PER
COMMON PATH OF TRAVEL
TRAVEL DISTANCE (FT.)
(SQ. FT.)
FLOOR AREA (SQ. FT.)
IBC TABLE 1004.1.2 USE
OCCUPANTS
TABLE 1006.3.1
EXITS PROVIDED (FT.) PER TABLE 1006.2.1
PER TABLE 1017.2
15 15
180 210
Assembly without Fixed Seats, Unconcentrated Assembly without Fixed Seats, Unconcentrated
13 14 27
1 1 1
2 2 2
30 < 100 18 < 100
171 < 300 159 < 300
NO. OF
EXITS REQ. PER
COMMON PATH OF TRAVEL
TRAVEL DISTANCE (FT.)
(SQ. FT.)
FLOOR AREA (SQ. FT.)
IBC TABLE 1004.1.2 USE
OCCUPANTS
TABLE 1006.3.1
EXITS PROVIDED (FT.) PER TABLE 1006.2.1
PER TABLE 1017.2
100 100 15 15 15 15 100 100 100 100 100 100 100 100 15 100 100
2360 110 350 420 210 730 160 120 160 85 130 125 360 950 210 1085 120
Business Areas Business Areas Assembly without Fixed Seats, Unconcentrated Assembly without Fixed Seats, Unconcentrated Assembly without Fixed Seats, Unconcentrated Break Room Accessory Areas Accessory Areas Accessory Areas Accessory Areas Accessory Areas Accessory Areas Business Areas Business Areas Assembly without Fixed Seats, Unconcentrated Business Areas Business Areas
24 12 48 28 14 49 2 2 2 1 2 2 4 10 14 11 20 245
1 1 1 1 1 2 1 1 1 1 1 1 1 1 1 1 1 2
2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2
0 < 100 27 < 100 37 < 100 0 < 100 27 < 100 48 < 100 57 < 100 51 < 100 98 < 100 82 < 100 0 < 100 0 < 100 0 < 100 0 < 100 51 < 100
117 < 300 118 < 300 118 < 300 74 < 300 102 < 300 147 < 300 156 < 300 150 <300 203 < 300 187 < 300 25 < 300 28 < 300 28 < 300 50 < 300 93 < 300
94 < 100
151 < 300
MEZZANINE OCCUPANT LOAD AND EGRESS DATA AREA PER OCCUPANT
MEDIUM CONFERENCE ROOM WET BAR & "STAGE" TOTAL MEZZANINE SECOND FLOOR OCCUPANT LOAD AND EGRESS DATA
AREA PER OCCUPANT
COWORKING LOUNGE PRIVATE OFFICE (QTY 6) SHARED OFFICE (QTY 2) LARGE CONFERENCE ROOM MEDIUM CONFERENCE ROOM PANTRY MAIL/COPY NETWORK ROOM MOTHER'S ROOM ADA RESTROOM WOMEN'S RESTROOM MEN'S RESTROOM ADMINISTRATION LIBRARY A/V MEDIUM CONFERENCE ROOM PARTNER SUITE PARTNER OFFICE (QTY 10) TOTAL SECOND FLOOR
SPRING
19
CO D E A N A LYSI S
87
An Overview
The 139 Townsend structure is classified as a type IIIA construction due to the noncombustible exterior walls (brick) and combustible interior construction. Structural members consist of heavy timber with concrete floor slabs. All building elements contain a 1-hour fire-resistance rating except for
the exterior walls, which possess a 2-hour rating. The existing structure is currently sprinklered throughout. Suite 150 is classified as a Group B occupancy as the suite is used exclusively for business-related activities associated with a law firm. OCCUPANT LOAD Total occupant load for the suite is 334 persons with the following breakdown: ground floor is 62 persons, mezzanine is 27 persons, second floor is 245 persons. In most spaces, occupancy load is calculated using Group B (Business) occupancy use’s 1:100 ratio. This includes all accessory spaces. Areas of variance to note include the conference rooms and pantry. These spaces calculate occupancy load using a NET 15 factor for ‘assembly without fixed seats, unconcentrated’ because these spaces are taking on an assembly use under the business classification.
EGRESS The total occupant load requires two forms of egress per floor, and all exit requirements are being met per the proposed design. Separation of access points are in compliance with code on both floors, and egress widths are exceeding requirements with the following dimensions: doors are 36” (33.4” required) and hallways are a minimum of 49” (33.4” required). FIXTURES Plumbing fixtures exceed code requirements based on occupant load. Occupant load requires five water closets per sex and four lavatories per sex. The design provides six water closets per sex and six lavatories per sex. These calculations include the shared restrooms of the ground floor lobby. The design added two additional single-user restrooms, one on each floor. Each of these restrooms are ADA accessible and contain shower facilities.
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GENERAL CODE INFORMATION The City of San Francisco operates under the 2015 International Building Code with amendments made by the San Francisco Building Code. This structure is also required to comply by additional codes regulated at the federal, state and municipal level. Some of these to note include the 2016 California Historical Building Code as amended by the San Francisco Planning Code, and the 2015 International Existing Building Code as amended by the 2016 California Existing Building Code and San Francisco Existing Building Code.
CO D E ANALYSIS
EXIT 2
19
32
18
16
14
14 37
175
53
102 T FEE
EXIT 1
23
GROUND 1/16" = 1'-0"
N
SPRING
19
EXIT 2 31
45
111
107
89
84
3
122
118
82
EXIT 1
96
54
5
7
38 EE T
80
GROUP B OCCUPANCY SECOND 1/16" = 1'-0"
1:100
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15 4F
56
An old building is like a show. You smell the soul of a building. And the building tells you how to redo it. Cameron Mackintosh
Rachel Marie Frail rfrail@asu.edu 636-226-6662